1402-1460 Burrard St, 900 Pacific St and 1401-1451 Hornby St rezoning application

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The City of Vancouver has received an application to rezone the subject site from FCCDD (False Creek Comprehensive Development District) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 40 (west) and 54-storey (east) (with additional height for rooftop mechanical) rental residential building and includes:

  • 1136 units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 12.11; and
  • Maximum building height of 162.6 m (534 ft.).

This application is being considered under the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. The proposal exceeds the height and density anticipated in the applicable policies.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Announcements

January 22, 2025

An in-person information session has been scheduled at the Vancouver Aquatic Centre, 1050 Beach Ave, on March 31, 2025, from 5:30pm to 7:30pm. Please note the Q&A period has been updated to March 26, 2025, to April 8, 2025.

The City of Vancouver has received an application to rezone the subject site from FCCDD (False Creek Comprehensive Development District) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 40 (west) and 54-storey (east) (with additional height for rooftop mechanical) rental residential building and includes:

  • 1136 units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 12.11; and
  • Maximum building height of 162.6 m (534 ft.).

This application is being considered under the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. The proposal exceeds the height and density anticipated in the applicable policies.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Announcements

January 22, 2025

An in-person information session has been scheduled at the Vancouver Aquatic Centre, 1050 Beach Ave, on March 31, 2025, from 5:30pm to 7:30pm. Please note the Q&A period has been updated to March 26, 2025, to April 8, 2025.

​The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from March 26 to April 8, 2025

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share Hello! I am wondering what the city's rationale is for how building at-market housing benefits the people of a city in the midst of a housing and cost of living crisis, more than building affordable housing would, particularly in a downtown that is already full of highly priced and largely unaffordable housing with new developments being proposed on every block . I am also wondering what the expected cost of this project would be, and taking the cost into consideration, I'm wondering how long it will be before the project would actually begin to benefit Vancouver citizens through the anticipated rental income. on Facebook Share Hello! I am wondering what the city's rationale is for how building at-market housing benefits the people of a city in the midst of a housing and cost of living crisis, more than building affordable housing would, particularly in a downtown that is already full of highly priced and largely unaffordable housing with new developments being proposed on every block . I am also wondering what the expected cost of this project would be, and taking the cost into consideration, I'm wondering how long it will be before the project would actually begin to benefit Vancouver citizens through the anticipated rental income. on Twitter Share Hello! I am wondering what the city's rationale is for how building at-market housing benefits the people of a city in the midst of a housing and cost of living crisis, more than building affordable housing would, particularly in a downtown that is already full of highly priced and largely unaffordable housing with new developments being proposed on every block . I am also wondering what the expected cost of this project would be, and taking the cost into consideration, I'm wondering how long it will be before the project would actually begin to benefit Vancouver citizens through the anticipated rental income. on Linkedin Email Hello! I am wondering what the city's rationale is for how building at-market housing benefits the people of a city in the midst of a housing and cost of living crisis, more than building affordable housing would, particularly in a downtown that is already full of highly priced and largely unaffordable housing with new developments being proposed on every block . I am also wondering what the expected cost of this project would be, and taking the cost into consideration, I'm wondering how long it will be before the project would actually begin to benefit Vancouver citizens through the anticipated rental income. link

    Hello! I am wondering what the city's rationale is for how building at-market housing benefits the people of a city in the midst of a housing and cost of living crisis, more than building affordable housing would, particularly in a downtown that is already full of highly priced and largely unaffordable housing with new developments being proposed on every block . I am also wondering what the expected cost of this project would be, and taking the cost into consideration, I'm wondering how long it will be before the project would actually begin to benefit Vancouver citizens through the anticipated rental income.

    colby asked 22 days ago

    Applicant Response: This project is coming in under the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. Under this policy, the project is able to proceed as a 100% market rental. Future revenues will be re-invested to further Council priorities, including renewal of infrastructure, civic amenities and affordable housing. 

    In addition to the delivery of market rental housing, the mandate of the VHDO also includes the delivery of non-market rental housing. The City currently has 230 sites with 13,000 units providing housing across the continuum, with 95% operated by non-profits and co-ops. 

    For this project, high level financial estimates will be presented in the rezoning report to Council, all subject to market conditions and partnership arrangements as the project progresses.

  • Share The shadow studies in your rezoning booklet are all wrong. These incorrect shadow studies were on hand at the Open House, in a booklet with the City of Vancouver logo on it. What quality check measures were in place for the shadow studies? Of public concern would have been the new shadows that would be introduced on the Spring and Fall Equinox starting at 10am on Sunset Beach Park. However, as the shadow studies are quite a bit off, you're depicting shadows not falling on the park. on Facebook Share The shadow studies in your rezoning booklet are all wrong. These incorrect shadow studies were on hand at the Open House, in a booklet with the City of Vancouver logo on it. What quality check measures were in place for the shadow studies? Of public concern would have been the new shadows that would be introduced on the Spring and Fall Equinox starting at 10am on Sunset Beach Park. However, as the shadow studies are quite a bit off, you're depicting shadows not falling on the park. on Twitter Share The shadow studies in your rezoning booklet are all wrong. These incorrect shadow studies were on hand at the Open House, in a booklet with the City of Vancouver logo on it. What quality check measures were in place for the shadow studies? Of public concern would have been the new shadows that would be introduced on the Spring and Fall Equinox starting at 10am on Sunset Beach Park. However, as the shadow studies are quite a bit off, you're depicting shadows not falling on the park. on Linkedin Email The shadow studies in your rezoning booklet are all wrong. These incorrect shadow studies were on hand at the Open House, in a booklet with the City of Vancouver logo on it. What quality check measures were in place for the shadow studies? Of public concern would have been the new shadows that would be introduced on the Spring and Fall Equinox starting at 10am on Sunset Beach Park. However, as the shadow studies are quite a bit off, you're depicting shadows not falling on the park. link

    The shadow studies in your rezoning booklet are all wrong. These incorrect shadow studies were on hand at the Open House, in a booklet with the City of Vancouver logo on it. What quality check measures were in place for the shadow studies? Of public concern would have been the new shadows that would be introduced on the Spring and Fall Equinox starting at 10am on Sunset Beach Park. However, as the shadow studies are quite a bit off, you're depicting shadows not falling on the park.

    redpanda asked 24 days ago

    Please refer to the document 'Revised Shadow Studies - January 2025' available on the Shape Your City website.

  • Share The total project cost of $900 million was stated at the Public Open House, along with a $5.20 / sq. ft. average rental price. Can you please confirm that these are the estimates for the total project price and the rental rate? Is there any reason why no affordable units are being proposed, given how this is a usual requirement for a private developer? on Facebook Share The total project cost of $900 million was stated at the Public Open House, along with a $5.20 / sq. ft. average rental price. Can you please confirm that these are the estimates for the total project price and the rental rate? Is there any reason why no affordable units are being proposed, given how this is a usual requirement for a private developer? on Twitter Share The total project cost of $900 million was stated at the Public Open House, along with a $5.20 / sq. ft. average rental price. Can you please confirm that these are the estimates for the total project price and the rental rate? Is there any reason why no affordable units are being proposed, given how this is a usual requirement for a private developer? on Linkedin Email The total project cost of $900 million was stated at the Public Open House, along with a $5.20 / sq. ft. average rental price. Can you please confirm that these are the estimates for the total project price and the rental rate? Is there any reason why no affordable units are being proposed, given how this is a usual requirement for a private developer? link

    The total project cost of $900 million was stated at the Public Open House, along with a $5.20 / sq. ft. average rental price. Can you please confirm that these are the estimates for the total project price and the rental rate? Is there any reason why no affordable units are being proposed, given how this is a usual requirement for a private developer?

    redpanda asked 24 days ago

    Response provided by the applicant: High level financial estimates will be presented in the rezoning report to Council, all subject to market conditions and partnership arrangements as the project progresses.

    This project is the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. Under this policy, the project is able to proceed as a 100% market rental with future revenues to be re-invested to further Council priorities, including renewal of infrastructure, civic amenities and affordable housing.

  • Share What is the estimated annual generated revenue for this project? Is this revenue taxable? on Facebook Share What is the estimated annual generated revenue for this project? Is this revenue taxable? on Twitter Share What is the estimated annual generated revenue for this project? Is this revenue taxable? on Linkedin Email What is the estimated annual generated revenue for this project? Is this revenue taxable? link

    What is the estimated annual generated revenue for this project? Is this revenue taxable?

    SMM asked about 1 month ago

    Thanks for the question. High level financial estimates will be presented in the rezoning report to Council, all subject to market conditions and partnership arrangement as the project progresses.

  • Share Among policies applicable to this project is the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. Based on this policy generation and allocation of project’s revenues is to be annually reported to City Council for transparency and accountability. When is the first report on revenue generation set to be? on Facebook Share Among policies applicable to this project is the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. Based on this policy generation and allocation of project’s revenues is to be annually reported to City Council for transparency and accountability. When is the first report on revenue generation set to be? on Twitter Share Among policies applicable to this project is the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. Based on this policy generation and allocation of project’s revenues is to be annually reported to City Council for transparency and accountability. When is the first report on revenue generation set to be? on Linkedin Email Among policies applicable to this project is the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. Based on this policy generation and allocation of project’s revenues is to be annually reported to City Council for transparency and accountability. When is the first report on revenue generation set to be? link

    Among policies applicable to this project is the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. Based on this policy generation and allocation of project’s revenues is to be annually reported to City Council for transparency and accountability. When is the first report on revenue generation set to be?

    SMM asked about 1 month ago

    Thanks for the question. The project needs to go through rezoning first, then pursue development partnerships and financing, and then construction. The project of this size will take years to complete and occupy. At such time, annual reporting of generation and allocation of project revenues will be made available for Council and the public as per the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy.

  • Share The Vancouver Housing Development Office (VHDO), which was established to centralize housing delivery functions with a focus on development of market rental housing on City land, has proposed this redevelopment project. Market rental housing provides perpetual value and generates non-tax revenues to address the growing infrastructure deficit. Revenues from projects such as this can be used to further Council priorities, including renewal of infrastructure, civic amenities and affordable housing. Will the revenues from this project be public record? on Facebook Share The Vancouver Housing Development Office (VHDO), which was established to centralize housing delivery functions with a focus on development of market rental housing on City land, has proposed this redevelopment project. Market rental housing provides perpetual value and generates non-tax revenues to address the growing infrastructure deficit. Revenues from projects such as this can be used to further Council priorities, including renewal of infrastructure, civic amenities and affordable housing. Will the revenues from this project be public record? on Twitter Share The Vancouver Housing Development Office (VHDO), which was established to centralize housing delivery functions with a focus on development of market rental housing on City land, has proposed this redevelopment project. Market rental housing provides perpetual value and generates non-tax revenues to address the growing infrastructure deficit. Revenues from projects such as this can be used to further Council priorities, including renewal of infrastructure, civic amenities and affordable housing. Will the revenues from this project be public record? on Linkedin Email The Vancouver Housing Development Office (VHDO), which was established to centralize housing delivery functions with a focus on development of market rental housing on City land, has proposed this redevelopment project. Market rental housing provides perpetual value and generates non-tax revenues to address the growing infrastructure deficit. Revenues from projects such as this can be used to further Council priorities, including renewal of infrastructure, civic amenities and affordable housing. Will the revenues from this project be public record? link

    The Vancouver Housing Development Office (VHDO), which was established to centralize housing delivery functions with a focus on development of market rental housing on City land, has proposed this redevelopment project. Market rental housing provides perpetual value and generates non-tax revenues to address the growing infrastructure deficit. Revenues from projects such as this can be used to further Council priorities, including renewal of infrastructure, civic amenities and affordable housing. Will the revenues from this project be public record?

    SMM asked about 1 month ago

    Thanks for the question. High level financial estimates will be presented in the rezoning report to Council, all subject to market conditions and partnership arrangement as the project progresses.

  • Share This is a public project funded by taxpayers. Will all associated costs and expenses of the project be public records? on Facebook Share This is a public project funded by taxpayers. Will all associated costs and expenses of the project be public records? on Twitter Share This is a public project funded by taxpayers. Will all associated costs and expenses of the project be public records? on Linkedin Email This is a public project funded by taxpayers. Will all associated costs and expenses of the project be public records? link

    This is a public project funded by taxpayers. Will all associated costs and expenses of the project be public records?

    SMM asked about 1 month ago

    Thanks for the question. To clarify, there is no plan to use property tax to fund construction of the project; it will be financed through construction loan and partner equity.

  • Share Will the commercial part of the property include requirements for a grocery store to alleviate the capacity burden on the only grocery store in the area—Fresh St Market? on Facebook Share Will the commercial part of the property include requirements for a grocery store to alleviate the capacity burden on the only grocery store in the area—Fresh St Market? on Twitter Share Will the commercial part of the property include requirements for a grocery store to alleviate the capacity burden on the only grocery store in the area—Fresh St Market? on Linkedin Email Will the commercial part of the property include requirements for a grocery store to alleviate the capacity burden on the only grocery store in the area—Fresh St Market? link

    Will the commercial part of the property include requirements for a grocery store to alleviate the capacity burden on the only grocery store in the area—Fresh St Market?

    JWM asked about 1 month ago

    Response provided by the Applicant: The retail uses for the site will be determined at a later planning stage but thank you for your insight regarding the potential need for a grocery store in the area.

  • Share What will happen to the businesses that are currently on the street? Where will they go and will they be able to return? on Facebook Share What will happen to the businesses that are currently on the street? Where will they go and will they be able to return? on Twitter Share What will happen to the businesses that are currently on the street? Where will they go and will they be able to return? on Linkedin Email What will happen to the businesses that are currently on the street? Where will they go and will they be able to return? link

    What will happen to the businesses that are currently on the street? Where will they go and will they be able to return?

    192636493839 asked about 1 month ago

    The following response has been provided by the applicant team: The businesses that are currently located on the site are on short term leases in lieu of redevelopment. It is up to them where they choose to go but they will be able to continue to operate until closer to the start of construction. Retail space is proposed in the new development and will be marketed to rent closer to building completion – the businesses could choose to apply if they are interested.

  • Share To alleviate the expected traffic burden on Howe Street (south of Pacific Blvd.) resulting from the density of the proposed development, would converting Hornby Street (south of Pacific Blvd.) to a two-way street offer a practical and effective solution? on Facebook Share To alleviate the expected traffic burden on Howe Street (south of Pacific Blvd.) resulting from the density of the proposed development, would converting Hornby Street (south of Pacific Blvd.) to a two-way street offer a practical and effective solution? on Twitter Share To alleviate the expected traffic burden on Howe Street (south of Pacific Blvd.) resulting from the density of the proposed development, would converting Hornby Street (south of Pacific Blvd.) to a two-way street offer a practical and effective solution? on Linkedin Email To alleviate the expected traffic burden on Howe Street (south of Pacific Blvd.) resulting from the density of the proposed development, would converting Hornby Street (south of Pacific Blvd.) to a two-way street offer a practical and effective solution? link

    To alleviate the expected traffic burden on Howe Street (south of Pacific Blvd.) resulting from the density of the proposed development, would converting Hornby Street (south of Pacific Blvd.) to a two-way street offer a practical and effective solution?

    WRT asked about 1 month ago

    Thanks for the question. The proposed development is required to comply with the Parking By-law with respect to off-street vehicle parking spaces and is well-sited to encourage reduced vehicle trip and parking demand. It is in close proximity to the frequent transit network (Burrard St and Pacific St), cycling infrastructure (existing bikeways along Burrard St, Hornby St, and Pacific St) as well as the Yaletown-Roundhouse Canada Line Station. A Transportation Demand Management Plan is required which helps to further reduce development demand for vehicle trips and parking. 

     

    As part of the rezoning process, Engineering staff include a review of the application with respect to transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.

Page last updated: 09 Apr 2025, 09:21 AM